3351 Duckhorn Dr
Sacramento 95834 · Gateway West · City of Sacramento · Coordinates: 38.62853, -121.52357
Executive Verdict · Public-Records Synthesis
Zoned R-3-PUD in City of Sacramento with likely ministerial ADU eligibility and mapped FEMA A99 flood due diligence; benchmark value $579,000 ($510,000–$648,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone R-3-PUD allows residential use qualifying for ministerial ADU review under state law.
Source: City of Sacramento zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$53,592 contributory est.)
Public building records show issued construction/renovation work on this parcel (38 total permits, latest Jul 28, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (A99, all of the lot of lot)
Zone A99: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Plumbing / water heater / sewer (COM-2021675): Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: 3360 - 3540 Duckhorn (0.35 mi N, fee estimate). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$7,051/yr at $579,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$588/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 409,464 sq ft (9.40 ac)
- Assessor use:
- Residential · Low Rise Apartment
- Tax rate area:
- 03325
- Addresses on lot:
- 3351 DUCKHORN DR; 3351 DUCKHORN DR APT 1013 APT 1013; 3351 DUCKHORN DR APT 1014 APT 1014
Zoning & Land Use
R-3-PUD — Multi-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned R-3 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone A99: 1% annual chance flood (Special Flood Hazard Area) (all of the lot) · FIRM panel 06067C0045J, effective June 16, 2015
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $510,000 – $648,000 · Status: Off market
HUD Small Area FMR (ZIP 95834) · FY 2026
Studio $1,790 · 1BR $1,880 · 2BR $2,310 · 3BR $3,070 · 4BR $3,540
Developments Deserving Closer Investigation & Active Area Builders
- 3360 - 3540 Duckhorn (Fee estimate)0.35 mi N
In "Fee estimate" for 9.3 yr (since Aug 10, 2017), exceeding the 241d median and 498d 90th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($35,429,290 declared valuation across 1 permit).
- Plumbing / water heater / sewer (COM-2021675) (Expired Permit)On this parcel
Issued after 4 mo — slower than 90% of plumbing / water heater / sewer permits in City of Sacramento (median 0d, 90th pct 1d, n=18,112).
- Sign (SIG-1917304) (Expired Permit)On this parcel
Issued after 3 mo (5.2× the 19d median) — slower than 90% of sign permits in City of Sacramento (median 19d, 90th pct 76d, n=1,075).
- General repair (COM-2221017) (Finaled)On this parcel
Issued after 2 mo (3.3× the 14d median) — above the 75th percentile for general repair permits in City of Sacramento (median 14d, 75th pct 29d, n=1,579).
Entity-resolved builders & contractors in ½ mile: Bkb Construction (28 on parcel, 28 in ½ mi · General repair); Cawc Waterproofing And Restoration (5 on parcel, 5 in ½ mi · Windows / doors / siding); The Sign Factory (1 on parcel, 1 in ½ mi · Sign); Foothill Fire Protection (1 on parcel, 1 in ½ mi · Fire alarm / sprinkler); Central Glass (1 on parcel, 1 in ½ mi · Windows / doors / siding).
Permit & Project History on This Parcel (38 permits, 0 grouped projects)
Showing 15 most recent permits| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| COM-2616155 | Windows / doors / siding | Finaled | Iss. Jul 28, 2026 | $1,070 | REMOVE AND REPLACE ONE WINDOW IN THE MASTER BEDROOM LIKE FOR LIKE. SAME SIZE AND LOCATION. The egress windows will meet … |
| COM-2603024 | Plan revision / deferred submittal | Expired Application | App. Feb 17, 2026 | — | EPC - REVISION TO COM-2426663 ADDED DUCT DETECTOR. |
| COM-2426663 | Fire alarm / sprinkler | Expired Permit | Iss. Dec 16, 2024 | $4,461 | EPC - REPLACE EXISTING 9200-UD FIRE ALARM PANEL WITH NEW FIRE LITE ES-200X FIRE ALARM PANEL. ALSO REPLACE EXISTING ANNU… |
| COM-2221017 | General repair | Finaled | Iss. Nov 15, 2022 | $4,000 | EPC - Bldg #13: Dry-rot repairs to private balconies Shared plans reviewed under com-2220998 |